Spencer County 2-Park Portfolio

Spencer County, IN - Kirk’s MHP 1 & Kirk’s MHP 2 offer a buyer the combination of immediate occupancy, stable in-place cash flow, low operating complexity, and identifiable rental upside across two neighboring manufactured housing communities in Rockport, Indiana. The portfolio consists of 14 total sites, including 9 tenant-owned homes and 5 RV sites, with 100% occupancy across both communities.

With all sites occupied, a buyer steps into an established operation with no immediate lease-up or significant stabilization program required. The two communities are located just a couple of blocks apart, allowing them to be managed efficiently as a single investment while maintaining two separate locations.

The opportunity becomes more compelling because current rents remain below market levels, creating a straightforward path to increase income over time. The tenant-owned homes at Kirk’s MHP 1 and Kirk’s MHP 2 currently pay $200 per month in lot rent, while the RV sites generate between $500 and $550 per month. A new owner can gradually move rents toward market levels while maintaining an affordable housing option for residents.

This provides organic NOI growth without the need for significant capital improvements, expansion, or a major repositioning strategy.

The communities also benefit from a highly efficient utility structure. Both properties are served by city water and city sewer, while utilities for the tenant-owned homes are directly billed to and paid by the residents. This significantly limits the owner’s utility exposure and reduces the ongoing management burden typically associated with smaller manufactured housing communities.

Kirk’s MHP 1 also features paved roads, and both communities are situated within established residential neighborhoods, contributing to their strong occupancy and stable tenant base.

Rockport is the county seat of Spencer County and is located along the Ohio River, directly across from Owensboro, Kentucky. The community benefits from convenient access to regional employment and transportation through U.S. 231 and its connection to I-64.

At an asking price of $425,000, or approximately $30,000 per site, the portfolio provides an investor with an opportunity to acquire two fully occupied communities at a relatively low basis while maintaining multiple avenues for future value creation.

The combination of 100% occupancy, below-market rents, public utilities, direct billing, minimal operational complexity, and two properties located within close proximity makes Kirk’s MHP 1 & Kirk’s MHP 2 an attractive opportunity for both first-time and experienced manufactured housing investors seeking immediate cash flow with a simple, manageable path to increased income and long-term value.